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HomeMy WebLinkAboutSD-15-24A - Decision - 1200 Airport Drivei #SD-15-24A CITY OF SOUTH BURLINGTON DEPARTMENT OF PLANNING AND ZONING CITY OF BURLINGTON / BURLINGTON INTERNATIONAL AIRPORT-1200 AIRPORT DRIVE PRELIIMINARY & FINAL PLAT APPLICATION #SD-15-24A FINDINGS OF FACT AND DECISION Preliminary & final plat application #SD-15-24A of the City of Burlington/Burlington International Airport to alter the grade of the "airport quarry" by adding 5,000 cubic yards of material, 1200 Airport Drive. The Development Review Board held a public hearing on Tuesday, September 15, 2015. Jon Leinwohl represented the applicant. Based on testimony provided at the above mentioned public hearing and the plans and supporting materials contained in the document file for this application, the Development Review Board finds, concludes, and decides the following: FINDINGS OF FACT 1. City of Burlington/Burlington International Airport, hereafter referred to as the applicant, is requesting Preliminary & Final Plat approval to alter the grade of the "airport quarry" by adding 5,000 cubic yards of material, 1200 Airport Drive. 2. The owner of record of the subject property is City of Burlington/Burlington International Airport. 3. The subject property is located in the Airport Industrial Zoning District. 4. The plan submitted consists of a two (2) page set of plans, page one entitled "Burlington International Airport Material To Be Excavated From Marcelino Property And Placed In The Airport Quarry, prepared by Stantec Consulting Services and dated 7/24/2015. Zoning District & Dimensional Requirements: The property is located in the Airport Industrial District. Table 1. Dimensional Requirements Airport Industrial Zoning District Required Existing Proposed Min. Lot Size 3 acres 770 acres 9,607 SF lease Max. Building Coverage 40% n/a No change ✓Max. Overall Coverage 50% n/a No change Min. Front Setback 50 ft. n/a No change Min. Side Setback 35 ft. n/a No change Min. Rear Setback 50 ft. n/a No change V- zoning compliance The current 770 acre parcel is in compliance with these requirements. -1— #SD-15-24A PLANNED UNIT DEVELOPMENT STANDARDS Pursuant to Section 15.18 of the South Burlington Land Development Regulations, PUDs shall comply with the followine standards and conditions: (A)(1)Sufficient water supply and wastewater disposal capacity is available to meet the needs of the project. The Board finds that the project has no impact on water supply or wastewater disposal capacity. (A)(2)Sufficient grading and erosion controls will be utilized during and after construction to prevent soil erosion and runoff from creating unhealthy or dangerous conditions on the subject property and adjacent properties. The plans submitted indicate that this requirement will be met. The Board finds that this standard is met. (A)(3)The project incorporates access, circulation, and traffic management strategies sufficient to prevent unreasonable congestion of adjacent roads. The Board finds that this project will have no affect on access, circulation or traffic. (A)(4)The project's design respects and will provide suitable protection to wetlands, streams, wildlife habitat as identified in the Open Space Strategy, and any unique natural features on the site. The project proposes to create a berm which will prevent stormwater from leaving the quarry site and entering Muddy Brook. The Board finds that this standard is met. (A)(S)The project is designed to be visually compatible with the planned development patterns in the area, as specified in the Comprehensive Plan and the purpose of the zoning district(s) in which it is located. The City's Land Development regulations note the purpose of the subject zoning district as follows: 6.03 AIRPORT INDUSTRIAL DISTRICT AIR-1 A. Purpose. In areas proximate to the Airport, an Airport Industrial AIR -I District is established to provide sufficient land area for the Vermont Air National Guard and Airport -related uses, support facilities, and commercial activities that may be incompatible with general residential or commercial uses. The standards and regulations for the Airport Industrial District recognize the importance of these facilities and uses to the operation of the City and regional economies while providing appropriate setbacks and buffering to offset their impacts on adjacent land uses. No changes are proposed to the buildings on the property nor to operations on the property. The Board finds that this standard is met. (A)(6)Open space areas on the site have been located in such a way as to maximize opportunities for creating contiguous open spaces between adjoining parcels and/or stream buffer areas. The Board finds that this project will have no impact on open space. -2— #SD-15-24A (A)(7)The layout of a subdivision or PUD has been reviewed by the Fire Chief or (designee) to ensure that adequate fire protection can be provided. The Fire Department had no comments on this project. The Board finds that this standard is met. (A)(8)Roads, recreation paths, stormwater facilities, sidewalks, landscaping, utility lines and lighting have been designed in a manner that is compatible with the extension of such services and infrastructure to adjacent landowners. The Public Works Department had no comments on this project. The Board finds that this standard is met. (A)(10)The project is consistent with the goals and objectives of the Comprehensive Plan for the affected district(s). The Board finds this project is consistent with the operations of the Airport and therefore finds that this standard is met. 3.12 Alteration of Existing Grade A. Permit Required. The removal from land or the placing on land of fill, gravel, sand, loam, topsoil, or other similar material in an amount equal to or greater than twenty (20) cubic yards, except when incidental to or in connection with the construction of a structure on the same lot, shall require the approval of the Development Review Board. The Development Review Board may grant such approval where such modification is requested in connection with the approval of a site plan, planned unit development or subdivision plat. This section does not apply to the removal of earth products in connection with a resource extraction operation (see Section 13.16, Earth Products.) B. Standards and Conditions for Approval. (1) The Development Review Board shall review a request under this Section for compliance with the standards contained in this sub -Section 3.12(B). and Section 3.07, Height of Structures of these regulations. An application under Section 3.12(A) above shall include the submittal of a site plan, planned unit development or subdivision plat application showing the area to be filled or removed, and the existing grade and proposed grade created by removal or addition of material. (2) The Development Review Board, in granting approval may impose any conditions it deems necessary, including, but not limited to, the following: (a) Duration or phasing of the permit for any length of time. (b) Submission of an acceptable plan for the rehabilitation of the site at the conclusion of the operations, including grading, seeding and planting, fencing, drainage, and other appropriate measures. (c) Provision of a suitable bond or other security in accordance with Section 15.15 adequate to assure compliance with the provisions of these Regulations. (d) Determination of what shall constitute pre -construction grade under Section 3.07, Height of Structures. -3— #SD-15-24A Site Plan Review Standards A. Relationship of Proposed Development to the City of South Burlington Comprehensive Plan. The Board finds the proposed project to be consistent with the Comprehensive Plan. B. Relationship of Proposed Structures to the Site. (1) The site shall be planned to accomplish a desirable transition from structure to site, from structure to structure, and to provide for adequate planting, safe pedestrian movement, and adequate parking areas. (2) Parking: (3) Without restricting the permissible limits of the applicable zoning district, the height and scale of each building shall be compatible with its site and existing or anticipated adjoining buildings. (4) Newly installed utility services and service modifications necessitated by exterior alterations or building expansion shall, to the extent feasible, be underground. C. Relationship of Structures and Site to Adjoining Area. (1) The Development Review Board shall encourage the use of a combination of common materials and architectural characteristics (e.g., rhythm, color, texture, form or detailing), landscaping, buffers, screens and visual interruptions to create attractive transitions between buildings of different architectural styles. (2) Proposed structures shall be related harmoniously to themselves, the terrain and to existing buildings and roads in the vicinity that have a visual relationship to the proposed structures. There are no parking facilities, buildings or utility services proposed or alternated as a part of this project and therefore criteria B. (1) through B. (4) and criteria C. (1) and C. (2) are not applicable to this project. 14.07 Specific Review Standards A. Access to Abutting Properties. The reservation of land may be required on any lot for provision of access to abutting properties whenever such access is deemed necessary to reduce curb cuts onto an arterial or collector street, to provide additional access for emergency or other purposes, or to improve general access and circulation in the area. -4— #SD-15-24A No reservation of land is required. B. Utility Services. Electric, telephone and other wire -served utility lines and service connections shall be underground insofar as feasible and subject to state public utilities regulations. Any utility installations remaining above ground shall be located so as to have a harmonious relation to neighboring properties and to the site. No wire served utilities are required for this project. C. Disposal of Wastes. All dumpsters and other facilities to handle solid waste, including compliance with any recycling or other requirements, shall be accessible, secure and properly screened with opaque fencing to ensure that trash and debris do not escape the enclosure(s). Small receptacles intended for use by households or the public (i.e, non-dumpster, non -large drum) shall not be required to be fenced or screened. The proposed project does not generate solid waste. D. Landscaping and Screening Requirements. See Article 13, Section 13.06 Landscaping, Screening, and Street Trees. No landscaping or screening is required as part of this project. E. Modification of Standards. Where the limitations of a site may cause unusual hardship in complying with any of the standards above and waiver therefrom will not endanger the public health, safety or welfare, the Development Review Board may modify such standards as long as the general objectives of Article 14 and the City's Comprehensive Plan are met. However, with the exception of side yard setbacks in the Central District 1, in no case shall the DRB permit the location of a new structure less than five (5) feet from any property boundary and in no case shall be the DRB allow land development creating a total site coverage exceeding the allowable limit for the applicable zoning district in the case of new development, or increasing the coverage on sites where the pre-existing condition exceeds the applicable limit. No waivers are required. DECISION Motion by John Wilking, seconded by David Parsons, to approve preliminary & final plat application #SD- 15-24A of the City of Burlington / Burlington International Airport, subject to the following conditions: All previous approvals and stipulations, which are not superseded by this approval, shall remain in effect. 2. This project shall be completed as shown on the plans submitted by the applicant and on file in the South Burlington Department of Planning and Zoning. -5— R #SD-15-24A 3. The applicant shall obtain a zoning permit within six (6) months pursuant to Section 17.04 of the Land Development Regulations or this approval is null and void. 4. Prior to issuance of a zoning permit, the applicant shall submit to the Administrative Officer a final set of project plans as approved in digital (PDF) format. 5. The mylar shall be recorded prior to any zoning permit issuance. 6. Any changes to the final plat plans shall require approval of the South Burlington Development Review Board. 7. The final plat plan (subdivision plat) shall be recorded in the land records within 180 days or this approval is null and void. The plat shall be signed by the Board Chair or Clerk prior to recording. Prior to recording the final plat plan, the applicant shall submit a copy of the survey plat in digital format. The format of the digital information shall require approval of the South Burlington GIS Coordinator. Tim Barritt Yea Nay Abstain Not Present Mark Behr Yea Nay Abstain Not Present Mark Cota Yea Nay Abstain Not Present Bill Miller Yea Nay Abstain Not Present David Parsons Yea Nay Abstain Not Present Jennifer Smith Yea Nay Abstain Not Present John Wilking Yea Nay Abstain Not Present Motion carried by a vote of 6— 0 — 0. Signed this 16 day of �W►�e� 2015, by Tim Barritt, Chair Please note: An appeal of this decision may be taken by filing, within 30 days of the date of this decision, a notice of appeal and the required fee by certified mail to the Superior Court, Environmental Division. See V.R.E.C.P. 5(b). A copy of the notice of appeal must also be mailed to the City of South Burlington Planning and Zoning Department at 575 Dorset Street, South Burlington, VT 05403. See V.R.E.C.P. 5(b)(4)(A). Please contact the Environmental Division at 802-828-1660 or http://vermont*udiciary.org/GTC/environmental/default.aspx for more information on filing requirements, deadlines, fees and mailing address. The applicant or permittee retains the obligation to identify, apply for, and obtain relevant state permits for this project. Call 802.879.5676 to speak with the regional Permit Specialist.